534 E MARINE VIEW DR BELMONTE HEIGHTS WHOLE SITE 2016-01-01 MF Import

The following applicable criteria established in Subsection 15.O10.D.3 of the City of Everett Zoning Codc, Modification of Development Standards and Design Guidclines,are used to evaluate the proposed devclopment. 1. Thc uniquc characteristics ot the subject property and/or its surroundings and how they will be protected or enhanced by modifying the developmcnt standards or design guidelines. Findines: Thc site slopcs down from west to east at an approximate grade of 12%, with the highest portion of the sitc bcing the western poriion and the lowest being the castern portion, adjacent to E. Mazine Vie�.v llrive. Although the slone aspect of thc site has not changed significantly due to the ongoing soils rcmediation project,the grades of this site have been lowered by up to several feet. This results in the finished tloor clevations that are, in most cases, below the elevations that previously existed on the site. As an example, the grade for the building containing unit#s 87-90 was lowered by approximately 13 feet as a result of soils remediation. The effective height of this building (above existing grade) is only 18 feet. Conclusion: The site has unique characteristics(i.e., slope and remediated soils conditions)which will minimize potential impacts of thc requested height increase on the surrounding properties. 2. Thc positive characteristics of the proposed dcvelopment and whether such characteristics could be provided by compliance with the devclopment standards and/or design guidelincs proposed to bc moJificd. Pindinr�s: 1'hc building dcsign�vould be complimentary to the existing residences through the provision of several dcsign fcalures, such as vertical windows, building modulation, prominent entry and landscaping that, together, will provide positive addition to thc neighborhood. Conclusions: 'fhe design features of the proposcd buildings,epen spaccs and landscape treatment would constitutc positivc components of tnc project th.�t arise, in part from the request for modification of the height and dcnsity standards. 3. The •rrrangement of buildings anJ opcn spaces as they relate to other builJings and/or uses on thc subjcct property and on surrounding propertics. Pindinc�s: The design and location of the proposed buildings result in approximately 40,100 square feet of open space within the building complex. "fhis includes ten separate tracts disperscd throughout the site. 7'he design is advantagcous in that it providcs a consistent side-to-side building orientation with existing singlc-family residences on dic south side of the site. 7'he building orientation is primarily easdwest, allowing the devclopmcnt lo take advantagc of vie�vs to the c�ui ar.d norlh. Conclusions; The proposed building arrangement�vill benefit the surrounding propertics by providing a consistent building orientation and setback patterns and a functional arr:uigement of on-site open space. 4. Visual impuct to surrounding propertics cuuseJ by parking facilities in thc proposcd dcvelopment and whethcr such impacts arc Icss th�n would result from compliancc with the development st:mdards and/or design guidclines proposed to be modiTied. l�indin�s: Parking for the development�vould be provided within private gazages, driveways and guest parking nrcas. The guest parking azeas �vould be located mainly on the northem portion of the site, away Gom c�isting residcnces to thc south. The layout does not propose any large parking lots that could generate noisc, light mid glarc or air quality impacts. Conclusions: 'Che proposed parking layout �vould not create a significant impact on surrounding properties 5. If thc dc��clopmcnt proposcs greater building height than permittcJ by the zone in which the property is IucateJ, Joes thc incrcase in builJing height result in an increasc in the usablc open spacc on thc II l